I am expecting a mortgage with Santander. My intention is to enlist the help of a Licensed Conveyancer in Gotham. Does the Santander Solicitor panel include Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am hoping to move into my new home in Gotham next Tuesday. My solicitor now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not specific to conveyancing in Gotham.

Should our conveyancer be raising questions regarding flooding during the conveyancing in Gotham.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Gotham. There are those who buy a house in Gotham, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a number of checks that may be initiated by the purchaser or by their solicitors which should figure out the risks in Gotham. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to find out if the property has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the vendor, then a purchaser could bring a legal claim for losses as a result of such an incorrect response. A purchaser’s solicitors will also commission an enviro report. This should higlight if there is a recorded flood risk. If so, more detailed investigations will need to be initiated.

I used Wolstenholmes several years ago for my conveyancing in Gotham. I now require my papers however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Gotham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the advice of my in-laws I had a survey completed on a property in Gotham in advance of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders will refuse to issue a mortgage on such a house.

It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Gotham. Conveyancing may be slightly more expensive based on your lender's requirements.